1654 Everett Ave · Youngstown, OH 44514

$109,900

2 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 4 Days on market

Built 1920 7,405 sqft lot Est $125k · 12% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.7/30.0
• ARV discount +12.8/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Bedroom One Bath home. In need of updates.

Key facts

• Covered front porch
• Decorative fireplace
• Double sink

Tags

• COVERED FRONT PORCH
• DECORATIVE FIREPLACE
• FRENCH DOORS
• REAR DECK
• GAS RANGE
• DOUBLE SINK

Property features AI

Exterior

• Parking: Driveway with paved access; Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story house; Block foundation; Asphalt/fiberglass roof; Vinyl siding
• Construction: Built (year source: public records)
• Exterior features: Covered front porch; Deck; Wood fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating; Hot water heating; Steam heating
• Interior features: Aluminum-framed windows; Full unfinished basement; One fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.5% vs local median 7.0% in Youngstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#99 in OH, #1,506 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Youngstown City (urban): math 8% / reading 17% proficiency, ranked #649 of 656 in OH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 155 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 147 units permitted in Mahoning County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mahoning County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $67k; list at $110k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $124,509
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 E Midlothian Blvd	0.68mi	2/2.0	1,016 (-1%)	3mo	$107,500	$106	60
612 Maplewood Ave	0.61mi	3/1.0 (+1)	1,056 (+3%)	3mo	$135,000	$128	60
1562 Medford Ave	0.22mi	3/1.0 (+1)	1,170 (+14%)	3mo	$129,156	$110	60
1321 Detroit Ave	0.55mi	3/2.0 (+1)	1,001 (-3%)	2mo	$60,000	$60	60
2002 Bancroft Ave	0.42mi	3/2.0 (+1)	1,080 (+5%)	4mo	$131,500	$122	59
1645 Chattanooga Ave	0.49mi	2/1.0	952 (-8%)	6mo	$129,900	$136	59
1654 Thalia Ave	0.60mi	3/1.0 (+1)	984 (-4%)	3mo	$56,250	$57	58
3332 Sheridan Rd	0.57mi	2/1.0	924 (-10%)	3mo	$56,005	$61	54
1928 Palo Verde Dr	0.74mi	3/1.0 (+1)	1,074 (+4%)	3mo	$130,000	$121	51
515 Lincoln Ave	0.71mi	3/2.0 (+1)	984 (-4%)	1mo	$179,900	$183	50
2020 Medford Ave	0.32mi	3/2.0 (+1)	1,164 (+13%)	8mo	$98,000	$84	47
2014 Country Club Ave	0.73mi	3/1.0 (+1)	1,172 (+14%)	8mo	$145,000	$124	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,170
• Equity at exit: $16,386

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $25,406
• Equity at exit: $9,502

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44514

• Home prices YoY: -23.8%
• Active inventory: 155
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$576
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $298

Break-even live

Break-even rent $885

Max offer price $109,900

Occupancy floor 71%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Pointview Ave Youngstown, OH	2.0	1.0	950	$1,000	$1.05	44d	1	0.20mi
1914 S Heights Ave Youngstown, OH	3.0	1.0	1115	$1,950	$1.75	44d	1	0.24mi
2002 Brownlee Ave Youngstown, OH	1.0	1.0	820	$875	$1.07	44d	1	0.36mi
610 Elm St Struthers, OH	3.0	1.0	1050	$1,500	$1.43	13d	1	0.64mi
2523 E Midlothian Blvd Apt 5 Struthers, OH	2.0	1.0	750	$800	$1.07	13d	1	0.78mi
834 E Midlothian Blvd Youngstown, OH	1.0	1.0	708	$750	$1.06	13d	1	0.88mi
512 E Philadelphia Ave Unit 1 Youngstown, OH	2.0	1.0	1200	$899	$0.75	21d	1	1.31mi
2063 Wolosyn Cir Unit 1 Poland, OH	1.0	1.5	705	$800	$1.13	21d	1	1.33mi
929 Cook Ave Unit 1 Youngstown, OH	2.0	1.0	700	$850	$1.21	44d	1	1.46mi

Listing history 5 events

1. 2026-06-19
   days on market $109,900 Active 4 DOM
2. 2026-06-18
   days on market $109,900 Active 3 DOM
3. 2026-06-17
   days on market $109,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $109,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $920 · $77/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$397/yr (+$33/mo · 43.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,146
• − Mortgage interest: −$6,156
• − Property taxes: −$920
• − Insurance: −$550
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,197
• Taxable income: $1,899
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,123/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Youngstown City
• NCES district ID: 3904516
• Math proficiency: 8% ▼ -15.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $25,257
• Composite: 9.29/100
• National rank: #9858
• State rank: #649 of 656 in OH

Livability — Youngstown

• Score: 81/100
• State rank: #99
• US rank: #1506

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Youngstown, OH
• County: Mahoning County · 84,956 people
• City population: 28,503
• Metro: Youngstown-Warren-Boardman, OH-PA
• Population (ZIP): 23,917
• Household income: $79,808
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 411.0

Population outlook (Mahoning County) Hauer SSP2

• Today (2025): 223,932 people
• By 2030: 218,387 · -2.5%
• By 2040: 205,367 · -8.3%
• By 2050: 193,606 · -13.5%
• By 2075: 173,694 · -22.4%
• By 2100: 151,147 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2%

Political lean MEDSL · Mahoning

• 2024 margin: Lean R (+9.4) · D 44.9% · R 54.4%
• 2008→2024 swing: -36.1pp toward R · 2008: 26.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+1.9 2016: D+3.0 2012: D+27.7 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.78%
• Current HPI: 210.5511
• Rent YoY: —
• Metro: Youngstown-Warren-Boardman, OH-PA
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+124.7% since first listed

19 events — show timeline

• 2026-06-15 Listed $109,900 MLSNOW
• 2025-03-12 Sold (Public Records) $67,000 Public Records
• 2025-03-10 Sold (MLS) $67,000 MLSNOW
• 2025-02-06 Pending — MLSNOW
• 2025-02-03 Listed $70,000 MLSNOW
• 2021-11-19 Sold (MLS) $60,000 MLSNOW
• 2021-10-28 Pending — MLSNOW
• 2021-10-13 Price Changed $66,000 MLSNOW
• 2021-09-08 Price Changed $67,000 MLSNOW
• 2021-08-13 Listed $72,000 MLSNOW
• 2006-05-12 Sold (MLS) $21,600 MLSNOW
• 2006-04-21 Listing Removed — MLSNOW
• 2005-11-19 Listed $21,600 MLSNOW
• 2002-03-14 Sold (Public Records) $37,200 Public Records
• 2001-09-06 Listed $36,500 MLSNOW
• 2001-08-30 Listing Removed — MLSNOW
• 2001-01-15 Listed $39,900 MLSNOW
• 2000-11-26 Listing Removed — MLSNOW
• 2000-08-26 Listed $48,900 MLSNOW

Property tax history

-0.4%/yr

Latest (2025): $920 · -11.9% YoY. Source: county tax records.